cover image source: Rujukan.my

Calling all Anak Johor and local residents! Dreaming of owning a house but not sure if you qualify for the Rumah Mampu Milik Johor (RMMJ) scheme?

Don’t worry, we’ve broken down the official criteria so you can easily see if you’re eligible to apply. Let’s find out if you’re ready to take the next step!

What is Rumah Mampu Milik Johor (RMMJ)?

Rumah Mampu Milik Johor (RMMJ) is an affordable home scheme provided by the Johor state government, under Projek Rumah Mampu Biaya (Affordable House Project) which aims to benefit low-income groups (B40) in the state of Johor.

What is the Johor Real Estate Portal?

The Office of the Secretary to the Government of Johor (SUKJ) Housing Division has taken the initiative to develop a real estate portal, which is the eRumah system for the state of Johor. With this portal, you can obtain information such as eligibility requirements, application guidelines and checking the status of the Rumah Mampu Milik Johor (RMBJ) application online.

It also displays information such as Affordable Houses, Bumiputera Lots, People’s Housing, and the eRumah Portal.

Eligibility Requirements (RMMJ)

Eligibility requirements for the Rumah Mampu Milik Johor Scheme, Bumiputera Lot, and the People’s Housing Program have certain eligibility requirements. Below are the conditions for the three schemes.

1) Rumah Mampu Biaya Johor (RMB)

• You must be a Malaysian citizen aged 18 and above
• Has lived in Johor for 10 years
• Household income does not exceed the following limits:
  • RMB A – RM4,000 
  • RMB B – RM6,000
  • RMB C – RM8,000
  • RMB D – RM10,000
  • KKS – RM13,000

• Single or married are eligible to apply
• Only one application is allowed for husband or wife
• For the second and subsequent wife’s application, it cannot be in the husband’s name and must use the wife’s name only as the applicant
• Applicants or spouses who have already owned RKR for 10 years or more are allowed to apply for a second home, namely Rumah Mampu Biaya (RMB B)
• Sole ownership for the Medium Cost Shop (KKS) in the state of Johor
• Applicants or spouses who own Moderate Cost Homes or Affordable Homes or Luxury Homes are not eligible to apply for this scheme
• Applicants or spouses who have RKR / RKSR / PKJA / PKJB can apply for a second house which is RMB C and RMB D
• The validity period of house registration is two years from the date of registration

2) Native lot (Bumiputera)

• Is a Malaysian citizen aged 18 years and above
• Married, single are allowed to apply
• Native (Bumiputera) status

3) People’s Housing Program (PPR) for Rent

• Malaysian citizen aged 18 years and above
• Married and those with widow or widower status are also eligible under consideration
• However, for other wives, they are not eligible to be considered for PPR and RSK houses
• Singles who are fifty (50) years old and above and have dependents or the death of a parent are eligible to be considered.
• Applicants who were not born in Johor, must reside in the state of Johor for more than ten (10) years.
• The applicant and/or spouse is a voter in the state of Johor.
• Monthly gross income of the whole household does not exceed RM3,000.
• Applicants and spouses who do not have residential property or stay in any government-owned quarters and have never rented PPR and RSK houses in the state of Johor are eligible
• The applicant and spouse are clean of criminal records.

What is e-Housing (e-Rumah)?

eRumah was launched with the aim of providing convenience to the people of the state of Johor in applying for Johor RMBJ Affordable Homes, Bumiputera Lots and People’s Housing Projects (PPR).

The Housing Division has carried out the responsibility of controlling all the distribution of low-cost houses, medium-low-cost houses and private medium-low-cost shops.

In addition, it also places importance of bumiputera ownership in the marketing of real estate and maintaining the facilities of public rental houses or People’s Housing Projects (PPR).

How to Apply for an Affordable House in Johor?

Rental House Application

Before making an application with the Johor Housing System (SPJ), applicants are required to register with the SPJ public portal. To register, follow the steps below;

1. Visit erumah.johor.gov.my
2. On the main page of the portal, click Register Account Now. The User Category Options screen will be displayed.
3. There are 4 user categories on the Individual Options screen. To register as an applicant, click the Individual (‘Individu’) icon. Then, the Account Registration Application Conditions screen will be displayed.
4. After understanding the terms, click I Agree to continue registration. The account registration screen will be displayed.
5. Applicants must complete the information as requested.
6. Once done, click REGISTER.
7. A successful registration notification screen will be displayed. On this screen, username and password information will be displayed.
8. At the same time, an email will also be sent to the applicant using the registered email.

Portal Login

After completing the portal registration, the applicant is allowed to log into the portal. To log in, follow these steps;

1. On the main page of the portal, click Log Into Account. The User Category Options screen will be displayed.
2. Click on the Individual (‘Individu’) icon. The Individual Login screen will be displayed.
3. Enter IC Number and Password.
4. Then, click Login.
5. The Update Personal Information screen will be displayed.
6. Applicants need to update their personal information as follows:
   1. Update the Applicant’s Address information
   2. Update Additional Applicant Information
   3. Update Applicant’s Spouse Information
7. After completing the updated information, mark the Applicant Declaration section.
8. Then, click the SEND Button. A message will be displayed.
9. Applicants need to click on Public Housing (‘Perumahan Rakyat’).

Apply for a house for rent

To apply for a government rental house, the applicant must follow the following steps;

1. Click the People’s Housing Menu. The Rental House Application List screen will be displayed.
2. To make a new application, click PERMOHONAN RUMAH SEWA (RENTAL HOUSE APPLICATION). The application conditions screen will be displayed. Click Saya Setuju (‘I Agree’) to continue the application. The Rental House Application screen will be displayed. On the Rental House Application screen, the applicant only needs to select the available Project Name.
3. Then, complete the required Dependent Information.
4. Click the Add Button (in green) to add another dependent. To delete, click the Cancel Button (in orange).
5. When finished, click SAVE. An alert message will be displayed.
6. Click Yes to submit the rental application. Rental house applications will be displayed on the Rental House Application List.
7. If the application was unsuccessful, click Sebab (‘Reason’). The screen will show you why your application was unsuccessful.

Version: MY

cover image source: Rujukan.my

Is this your first time applying for Rumah Mampu Milik Johor? Don’t fret – we have a team of real estate professionals who are ready to help you with all of your property needs! Fill in your details below and an expert will get in touch with you shortly.

Continue reading:

• The 10 Best Affordable Housing Programmes in Malaysia (Updated 2026)
• PPR & PPRT Malaysia 2026: Affordable Housing That Builds Hope and Dignity
• PPR vs Rumah Malaysia. The Complete Guide 2021
• Malaysia Housing Outlook 2026: Build-Then-Sell Model Reshaping Buyer Confidence
• Why choose Malaysia as Your Second Home for 2019

The post Are You Eligible for Rumah Mampu Milik Johor? appeared first on IQI Blog.

Version: CN, BM

On January 7, 2025, Malaysia and Singapore took a transformative step forward with the official signing of a Memorandum of Understanding (MOU) to develop the Johor-Singapore Special Economic Zone (JS-SEZ).

This bold, ground breaking move promises to reshape the economic landscape of both countries, including streamlining business operations, and fostering talent development. 

By narrowing the wage gap with Singapore, Johor is poised to become a competitive powerhouse for skilled professionals, attracting a younger, high-income demographic.

As a result, the property market is expected to see a rise in demand for quality housing, especially near business areas like Johor Bahru and Iskandar Puteri. 

As of October 2025, approved investments in the JSS have reached RM 37.1 billion, driven by growth in data centres, healthcare, logistics, and advanced manufacturing.

Early-stage investments totalling RM 40–50 billion are also in the pipeline, underscoring investor confidence in the zone’s long-term potential.

Discover how Johor Bahru is transforming Malaysia’s economic landscape and how property buyers can gain from this growth. 

1. Insights on Johor Property Market

In Johor Bahru’s city center, the average price per square foot currently ranges from RM950 to RM1000.

Prior to the state’s re-development, the property prices were around RM750 to RM800. This is an increase of almost 15% over the past six months.

This shows that the upcoming economic zones can bring in very promising growth for the Johor Bahru property scene. Even before, we can see a daily influx of Singaporeans into Johor Bahru for various activities.

Now with JS-SEZ come into focus, it’ll be easier and quicker to commute and do daily transaction between Johor and Singapore.

How Singaporeans Are Turning to Johor Bahru for Property Investment? 

In Singapore, rental and property prices, especially for four-bedroom condominiums, are steep, with rents ranging from SGD$4000 to $5000.

When converted to Malaysian Ringgit, this translates to over RM15,000. So, it’s clear as a day that buying homes in Johor Bahru is a lot cheaper for Singaporeans.

They can rent out their Singapore property for additional income while enjoying passive income to cover installments in Malaysia. With higher demand and accessibility, Johor property prices will continually rise.

The JS-SEZ Key Areas

In line with the memorandum signing, nine key areas have been pinpointed within the JS-SEZ, including Johor Bahru City Center, Iskandar Puteri, Tanjung Pelepas, Pasir Gudang, Senai, Sedenak, Forest City, the Pengerang Integrated Petroleum Complex (PIPC), and Desaru.

Each of these zones is set to specialise in different economic activities.

For example, Iskandar Puteri being the largest urban integrated development in Southeast Asia that spans 24,000 acres is designed with families in mind, featuring a range of parks, educational schools, and modern facilities.

While, Forest City was envisioned as a green, smart city, utilising advanced technology to create a sustainable living environment.

Forest City is designed to eventually house up to 700,000 residents, making it a significant player in Johor-Singapore region.

The JS-SEZ Impacts on Money and Property

With the recent signing of the JS-SEZ, the agreement will profoundly impact real estate markets in both countries.

Additionally, if both nations fully commit to the project, Johor could see GDP growth of 0.5 to 0.9 per cent, contributing up to RM20 billion in the short term, and possibly exceeding RM30 to RM50 billion in the long term.

This economic growth aligns with the International Monetary Fund’s (IMF) prediction, which estimates Malaysia’s GDP in 2025 at RM2.245 trillion, mainly fueled by substantial foreign direct investment, especially from China and the United States.

As demand increases, Johor is likely to see a decrease in its residential property surplus, giving homeowners a chance for their property values to rise.

2. Earn in SGD: An Untapped Market

The hidden opportunity here is making Johor Bahru the centre of Singaporean business or industry operations.

What can be done is establishing a virtual office in Singapore, while setting up their main operations in Johor Bahru.

Consequently, business owners in Johor Bahru may adjust their pricing to capitalize on this demand. In some Johor families, the husband may be permanently employed in Singapore.

Some work as a driver in Singapore, where they earn around SGD$3,500 to $5,000. When converted to Malaysian Ringgit, this translates to more than RM10,000.

In such cases, the husband works in Singapore while the family resides in Johor, and they send money back regularly to sustain themselves.

And with the future of RTS in operation, and seamless transportation, the possibility arises for Johor locals to work together in Singapore, potentially earning a combined income of up to SGD7,000.

That translates to an approximate combined income of RM24,500.

With this much earning potential, it’s become more than feasible to to purchase property in the town city center.

Economic Centre and Tech-Boom

Singapore is also known as an international economic powerhouse.

As part of their strategic planning, Singapore aims to elevate its position further, offering benefits to neighbouring countries like Malaysia.

This presents a valuable opportunity to attract Singaporean industrial players to Johor Bahru.

This isn’t just speculation; it’s a reality. Singaporean industrial players are already expressing interest in purchasing land in Johor Bahru.

Additionally, there’s the exciting development of a data center in collaboration with our government’s economic initiatives.

Located in Sedenak within Johor Bahru, this data centre presents opportunities for Singaporean players in AI and data-related industries to establish a presence, further enhancing job prospects in the region.

Connecting Two Economies

Infrastructure remains central to the JS-SEZ vision. The RTS Link, slated for completion by December 2026, is expected to significantly reduce border congestion and improve daily commutes for cross-border workers.

Beyond transport, the integration of payment systems — including Visa, MasterCard, GrabPay, and Touch ’n Go — underscores broader efforts to create a seamless cross-border experience.

Complementary measures, such as enhanced customs systems and digital QR code clearance, further aim to streamline border processes and strengthen overall connectivity between both sides.

Hidden Opportunities: JB’s Open Secret

There are other hidden opportunities that many overlook, particularly in the third or fourth layer, including agricultural land.

This presents a chance to attract international players, industries, or factories to Johor Bahru.

For instance, cultivating agricultural land could supply vegetables to Singapore, offering a lucrative business opportunity where you can earn in Singapore dollars while operating in Malaysia.

3. What sets Johor apart from other states?

Currently, property prices range from RM900 to RM1500 per square foot.

There’s a significant gap between these prices, and it’s because of the comparison between Johor Bahru and other cities like KL or Penang.

Unlike these cities, Johor town center lacks five-star hotels and entertainment options, with only a few shopping malls available.

However, there’s vast undeveloped land in JB, making it ripe for development, especially with the influx of population expected with the RTS.

With this in mind, there’s a great opportunity for the development of high-end properties in the Johor town.

Opportunities For Commercial Development

In Johor Bahru, particularly in the town city center area, commercial listings are relatively scarce.

Currently, there are only three shopping malls serving the area, primarily catering to Malaysian workers commuting to and from Singapore.

This high traffic flow contributes to the demand for commercial space.

However, despite the demand, leasing prices remain reasonable, with retail spaces averaging around RM23 per square foot per month.

Looking ahead, with the impending completion of the RTS, developers have a prime opportunity to capitalize on this demand by introducing more commercial spaces in the city center, especially those tailored to entertainment purposes.

Higher Salary Compared to Other States

In a bold and strategic move, Johor has set new salary benchmarks to attract top talent and boost its competitiveness in the regional job market.

By offering attractive minimum salary standards, the state aims to position itself as an appealing destination for skilled professionals, especially compared to other states in Malaysia.

• RM4,000 minimum for diploma holders
• RM5,000 minimum for degree holders

Shorter Workweek

Starting January 2025, Johor will shift its weekend rest days back to Saturday and Sunday.

This may sound simple, but for businesses, it’s a game changer. Aligning with the rest of Malaysia, and globally recognised rest days, will improve collaboration for Johor-based businesses, especially those with regional and international partners.

In addition, Johor is also taking a progressive approach by considering a 4.5-day workweek for civil servants.

• Monday to Thursday: 7:30 AM – 3:30 PM
• Friday: 7:30 AM – 12:00 PM

This shorter workweek, combined with flexible and remote working options, is aimed at improving productivity and work-life balance.

While currently focused on the public sector, its successful implementation could inspire private companies to adopt similar practices, making Johor an attractive destination for professionals seeking flexibility.

4. Where to invest in property in Johor

Investors are keen on the RTS in Johor Bahru’s town center, which is already a hotspot.

Prices have surged, reaching up to RM1100 or even RM1500 per square foot. However, these properties come with comprehensive management services, which match the high price point.

So experts advice investors to prioritise Johor Bahru.

Here, prices range from RM900 to RM1000 per square foot, making it a prime investment opportunity.

Properties below RM800 per square foot are rare but worth buying if you come across them.

For the next option, consider the second layer, including areas like Danga Bay, Taman Pelangi, Taman Sentosa, Tebrau and Permas Jaya.

While many prefer the city center due to its proximity to Singapore, the second layer offers greater convenience and quality of life.

Despite heavy traffic, these areas are more livable, with fewer congestion issues.

5. Will Johor be the next KL?

We believe that Johor Bahru is attracting significant interest from investors across Malaysia, not just Kuala Lumpur, especially after hearing the JS-SEZ news.

Its strategic location next to Singapore, coupled with developments like the Johor-Singapore SEZ and booming tech infrastructure, position Johor as the next big opportunity for property investors.

This means higher demand for residential properties (for workers and professionals)

If you’re looking for a market that blends affordability, growth, and demand, Johor offers all three. The transformation is happening now—and those who act early could see some of the biggest gains.

This article includes contributions from Leong and Connie Lee from Juwai IQI and Chris Tan, founder of Chur Associates.

Larry is the Founder of Dreammakerz Team with Juwai IQI, with 12 years of experience in real estate. Larry has created a team all over Malaysia, assisting other IQI Warriors to achieve 6-digit income. He is committed to creating gross development value in his team.

Connie is a registered estate agent from IQI Dreammakerz, with 8 years of experience. She specializes in the Johor Bahru and Kuala Lumpur markets, and is the recipient of several awards such as the StarProperty Regional award, IQI Champion and more.

If you need help to invest in Johor or Malaysian property, leave us your details and we’ll connect you to a professional soonest possible.

Continue reading:

1. The Beginner’s Guide to Property Investment in Malaysia | Real Estate 101
2. Must-know fees when selling property in Malaysia 2024
3. Top 7 Smart Strategies for using AI in Successful Property Investment in 2024

The post Earn in SGD With Your Property: Why Investing in the Johor-Singapore SEZ is a Smart Move! appeared first on IQI Blog.

Version: BM

In the dynamic property landscape of Johor, one name has steadily emerged as a beacon of growth, trust and professionalism: IQI Johor.

From humble beginnings to a powerhouse in project sales, secondary markets, and rentals, IQI Johor has grown with purpose.

Beyond connecting buyers and sellers, it builds careers, shapes communities, and elevates real estate standards across the region.

Today, we celebrate its growth, its people, its achievements, and its vision for the future.

The Journey of IQI Johor

Established in 2017, IQI Johor has grown into one of the region’s most dynamic and result-driven real estate branches.

Backed by a strong administrative team and an ever-growing network of professional agents and negotiators, the branch continues to capture a significant market share in new developments, resale properties, and rental transactions throughout Johor.

Below is a glimpse of IQI Johor’s remarkable performance in 2024:

These achievements reflect not only volume, but also the trust and confidence developers, clients, and investors place in IQI Johor’s capabilities.

The Team Behind the Success

At the heart of IQI Johor’s success is its dedicated team of 350 Real Estate Negotiators (REN) and 7 Real Estate Agents (REA), who continue to drive growth through their professionalism, passion, and teamwork.

Their efforts have positioned IQI Johor as a trusted partner for both local and international developers, and as a reliable name for clients seeking expert guidance in Johor’s fast-evolving property market.

Supporting this dynamic network is a lean yet powerful administrative team of three, who ensure smooth operations across marketing, compliance, documentation, and client coordination.

Their behind-the-scenes contributions enable agents and RENs to focus on what truly matters: building relationships, closing deals, and delivering exceptional service.

Recognition and Achievements

IQI Johor’s commitment to professionalism and performance has earned it recognition at both state and national levels.

In 2024, the branch celebrated its biggest milestone yet, being named Real Estate Firm of the Year (Johor) at the National Real Estate Awards (NREA) 2024.

These milestones serve as a testament to its leadership and outstanding results within Malaysia’s southern region.

At the same prestigious event, Connie Lee Zher Qing, one of IQI Johor’s rising stars, was honoured as Real Estate Negotiator of the Year (Johor).

This proud moment reflected not only her dedication but also the branch’s success in nurturing top-tier talent.

Earlier in the same year, IQI also received the Merit Award: Regional Award – Jade of the South at the StarProperty Awards 2024, further cementing its reputation as a leading real estate force in southern Malaysia.

These recognitions mirror the relentless spirit and hard work of every member of IQI Johor who has contributed to the branch’s ongoing success story.

Key Projects and Partnerships

IQI Johor’s success is deeply tied to its strategic partnerships with reputable developers:

New Projects in Johor

new project located in kebun teh

jalan abad, jalan kebun teh, larkin, 80350, johor

1 - 3 beds | 1 - 2 baths | 105,850 sqft

MYR 474,900

ksl daya residences

taman daya, mukim tebrau johor bahru

1 / 3 beds | 1 / 3 baths | 257,439 sqft

MYR 412,110

ksl mutiara bestari taman nusa bestari

skudai, 81300 johor bahru

4 - 5 beds | 4 - 5 baths | 1,960,200 sqft

MYR 931,000

leisure farm bayou creek

leisure farm, gelang patah

5-6 beds | 5-6 baths | 6,000 sqft

MYR 2,500,000

taman bestari indah - ksl lily

2, jalan bestari 32/3, taman bestari indah, 81800 ulu tiram

4 beds | 4 baths | 31,145,400 sqft

MYR 668,800

impiana kluang @ taman sri lambak

impiana kluang residence, taman sri lambak, kluang jalan azam, taman sri lambak, 86000, johor

4 beds | 3 baths |

MYR 488,000

palazio austin

jln mutiara emas 9/23, taman mount austin, 81100 johor bahru, johor

3 beds | 2 baths |

MYR 440,000

country garden forest city

81550, johor, gelang patah, jln forest city - lebuhraya tanjung pelepas

1 - 4 beds | 1 - 3 baths |

MYR 1,000,000

country garden central park

persiaran aliff harmoni utama, taman damansara aliff, 81200 johor bahru, johor

studio - 4 beds | 1 - 3 baths | 2,339,172 sqft

MYR 200,000

your tranquil living in johor bahru city

08-01, jalan bayu puteri 3/1, taman bayu puteri, 81750 johor bahru, johor

3 beds | 3 baths | 47,916 sqft

MYR 490,000

Through this collaboration, IQI Johor has played a pivotal role in promoting and marketing various projects in Johor.

They offer clients exclusive access to modern, high-value properties designed to meet diverse lifestyle needs.

The Road Ahead

As Johor continues to develop into a major economic hub in Malaysia, IQI Johor remains committed to playing a central role in shaping its real estate future.

The branch aims to further expand its agent network, strengthen developer partnerships, and embrace new PropTech solutions that enhance client experience and operational efficiency.

The journey of IQI Johor is far from over; it is a story still being written by its people, partners, and clients.

With dedication, innovation, and teamwork at its foundation, IQI Johor stands ready to continue its mission of transforming lives through property.

Frequently Asked Questions

IQI Johor is driving growth in one of Malaysia’s most dynamic real estate markets, and this is just the beginning. Join our growing team and be part of building the future of real estate by enquiring below now!

Continue Reading:

1. Guide to the Johor Real Estate Market Outlook (2025-2026)
2. Johor’s NEW Property Fees 2025: What Every Buyers Should Know
3. Johor vs Penang: Who’s Shaping Malaysia’s AI Future? 

The post IQI Johor: Building Johor’s Real Estate Future appeared first on IQI Blog.

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

1. Bamboo Routes. (2025, February 13). 14 strong reasons to buy property in Johor in 2025. Retrieved from
   https://bambooroutes.com/blogs/news/johor-property-investment
2. Bamboo Routes. (2025, February 13). 16 statistics for the Johor real estate market in 2025. Retrieved from https://bambooroutes.com/blogs/news/johor-real-estate-market
3. Bambooroutes. (2025, August 26). What is the outlook for the real estate market in Johor Bahru?. Retrieved from
   https://bambooroutes.com/blogs/news/johor-bahru-property-market-outlook
4. Bernama. (2025, July 17). Johor Bahru residential property prices surge on JS-SEZ launch – JLL Malaysia. Retrieved from
   https://www.bernama.com/en/news.php?id=2446264
5. Bhatt, R. K. (2025, January 10). Under the spotlight: Exciting projects spark revival in Johor’s property market. Iproperty. Retrieved from
   https://www.iproperty.com.my/guides/under-the-spotlight-exciting-projects-spark-revival-in-johors-property-market-97640
6. Devan, P. (2025, March 6). Local consultants’ poll: Stronger market growth momentum set for 2025. The Edge Malaysia.
   Retrieved from https://theedgemalaysia.com/node/745765
7. Devi, V. (2025, May 26). Johor’s property demand soaring. The Star. Retrieved from
   https://www.thestar.com.my/news/nation/2025/05/26/johors-property-demand-soaring
8. Free Malaysia Today. (2025, July 17). Johor Bahru property prices surge on JS-SEZ momentum. Free Malaysia Today. Retrieved from
   https://www.freemalaysiatoday.com/category/nation/2025/07/17/johor-bahru-property-prices-surge-on-js-sez-momentum
9. Hutchinson, F. E. (2025, March 14). Johor-Singapore Special Economic Zone: Transformative or tempting? Fulcrum. Retrieved from
   https://fulcrum.sg/johor-singapore-special-economic-zone-transformative-or-tempting/
10. Jalil, A. (2025, January 9). Johor will rival Klang Valley in 10 years with JS-SEZ – Rafizi [BTTV]. New Straits Times. Retrieved from
    https://www.nst.com.my/business/economy/2025/01/1158451/johor-will-rival-klang-valley-10-years-js-sez-rafizi-bttv
11. 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
12. Koh, S. (2024, August 29). Is the RTS Link project affecting property demand in Johor Bahru? Iproperty. Retrieved from
    https://www.iproperty.com.my/property-insights/is-the-rts-link-project-affecting-property-demand-in-johor-bahru-93304
13. Koh, S. (2025, February 6). Top 4 emerging areas for service apartments in KL and Johor. Iproperty. Retrieved from
    https://www.iproperty.com.my/property-insights/top-4-emerging-areas-for-service-apartments-in-kl-and-johor-95653
14. Low, Lai, & Tan. (2025, January 24). Highlights of Johor-Singapore Special Economic Zone (JS-SEZ). BDO Malaysia. Retrieved from
    https://www.bdo.my/en-gb/insights/featured-insights/highlights-of-johor-singapore-special-economic-zone-(js-sez)
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
    https://www.propertyguru.com.my/property-guides/transforming-johor-bahru-the-rts-links-impact-on-the-different-property-sectors-76140
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
20. Seraj, Z. (2025, July 17). Nga: No property bubble in Johor, market remains steady. New Straits Times. Retrieved from
    https://www.nst.com.my/news/nation/2025/07/1246060/nga-no-property-bubble-johor-market-remains-steady
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
22. Shadiqe, J. (2025, September 29). Johor property market booms on RM56bil investment surge, mega projects. New Straits Times. Retrieved from
    https://www.nst.com.my/property/2025/09/1283417/johor-property-market-booms-rm56bil-investment-surge-mega-projects
23. Tan, A. (2025, July 23). JLL Malaysia: Possible property bubble in Johor. The Edge Malaysia. Retrieved from
    https://theedgemalaysia.com/node/763753
24. Tan, A. (2025, August 25). JS-SEZ to raise demand in various sectors in Johor’s property market. The Edge Malaysia. Retrieved from
    https://theedgemalaysia.com/node/766372
25. The City & Country Team. (2025, January 20). Local consultants’ poll: Stronger market growth momentum set for 2025. The Edge Malaysia. Retrieved from
    https://theedgemalaysia.com/node/740579
26. Vodus. (2024, December 6). Top property hotspots in Malaysia for 2025 development. Vodus. Retrieved from
    https://vodus.com/article/top-property-hotspots-in-malaysia-for-2025-development
27. Yip, W. F. (2025, July 24). Property price trend surge in Johor, KL matches inflation rate: JLL Malaysia. Star Property. Retrieved from
    https://www.starproperty.my/news/property-price-trend-surge-in-johor-kl-matches-inflation-rate-jll-malaysia/132586
28. Yusof, A. (2025, January 22). In focus: Is influx of JB property buyers from Singapore, China pricing out locals? CNA. Retrieved from
    https://www.channelnewsasia.com/asia/johor-bahru-property-prices-rise-due-china-singapore-buyers-4886321

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The post Guide to the Johor Real Estate Market Outlook (2025-2026) appeared first on IQI Blog.

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.

For decades, Penang and Johor have been the beating heart of Malaysia’s trade and industry.

Historically, their coastal locations gave them a natural advantage – both states were key players in maritime trade, with ports that connected Malaysia to the world.  

Penang thrived in the north, thanks to its strategic access to the Strait of Malacca, while Johor flourished in the south, neighbouring Singapore and acting as a gateway to international trade. 

Penang vs Johor: Different Strengths, Same Importance 

Over time, Penang earned the moniker “Malaysia’s Silicon Valley,” hosting global tech giants like Intel, AMD, and Bosch.  

Its manufacturing sector contributed nearly 47% of the state’s GDP in 2023, with integrated circuitry accounting for over 44% of total exports. 

Johor, on the other hand, built its strength in logistics, industrial zones, and cross-border investments.  

Both states serve different but equally vital roles in the country’s economy.  

Penang with its innovation and manufacturing excellence, Johor with its infrastructure and international connectivity. 

The Rise of Johor as The Capital of Tech  

Recently, Johor has garnered attention as Malaysia’s prospective AI and technology hub.  

A significant catalyst for this transformation is the Johor-Singapore Special Economic Zone (JS-SEZ), launched in January 2025. 

This initiative aims to enhance cross-border trade, attract foreign investment, and create high-value employment opportunities.  

Prime Minister Datuk Seri Anwar Ibrahim emphasized the strategic importance of the JS-SEZ, stating: 

“This Johor-Singapore economics, in my mind, is a phenomenal sort of a move, because [it] must be based on trust and common policies. And it is happening.”  

The JS-SEZ is projected to inject $26 billion annually into Malaysia’s economy by 2030 and create 20,000 skilled jobs. 

Will Tech Factories in Penang Move to Johor? 

While Penang remains a manufacturing stronghold, Johor’s burgeoning tech ecosystem is attracting interest from manufacturers considering expansion or establishing secondary facilities.  

Factors influencing this shift include: 

• Land Availability and Cost: Johor offers more land at lower operational costs compared to Penang. 

• Proximity to Singapore: Johor’s closeness to Singapore provides businesses with access to a global business network and advanced infrastructure. 

• Incentives: The JS-SEZ offers tax incentives, such as a special tax rate of 5% for up to 15 years for companies investing in qualifying manufacturing and service activities, including AI and quantum computing supply chains.  

Notably, ByteDance, the parent company of TikTok, announced a $2.1 billion investment in Malaysia to establish an AI hub, including a $1.5 billion expansion of its data center facilities in Johor. 

Johor: The Next Kuala Lumpur? 

With major tech announcements, smart city developments, and the JS-SEZ in motion, Johor is quickly becoming the next KL.  

A magnet for innovation, business, and digital transformation. From AI labs to data centres, the state is laying the foundation for a tech-forward future. 

So, here’s the big question: Will Johor eventually outshine Penang as Malaysia’s tech capital? Only time will tell.  

But one thing’s clear: Johor is rising, and the future of Malaysian AI tech might just be heading south. 

Frequently Asked Questions (FAQs)

Excited to invest in Johor or Penang? Contact us today to explore clearer, better options for your future home or investment property.

Continue Reading:

1. Earn in SGD With Your Property: Why Investing in the Johor-Singapore SEZ is a Smart Move!
2. Johor Real Estate Boom: Revolution, Growth & Hottest Career Ever
3. US Tariffs and Penang Chip Sector: Impact and Outlook

The post Johor vs Penang: Who’s Shaping Malaysia’s AI Future?  appeared first on IQI Blog.

Version: CN

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.

Are you feeling stuck in a dead-end job, watching others get ahead? The Johor real estate market is exploding, with prices soaring and opportunities everywhere.

But maybe you’re feeling overwhelmed and unsure how to begin a career as a property agent.

Let us assure you that now is the time to join the top Real Estate company, guide you on why, and show you exactly how.

1. Why is Now the Perfect Time to Join as a Real Estate Agent in Johor?

Forget the idea of a stuffy, 9-to-5 desk job. Johor’s property market isn’t just growing but exploding, which means incredible opportunities for you as a real estate agent, negotiator, or consultant.

Forgot old mindset. This means that being a real estate agent isn’t just about selling houses anymore; it’s about becoming a key player in one of Malaysia’s most dynamic economic transformations.

But don’t take my word alone, see some factors that explain why below:

a. The Rapid Transit System (RTS) Link

Be Where the Action Is

Scheduled for completion by 2026, the game-changing RTS Link will drastically reduce Johor-Singapore travel to five minutes, attracting Malaysians working in Singapore, Singaporeans seeking affordable living, and international businesses requiring housing and commercial spaces.

This surge in demand, particularly for properties along the RTS corridor, as evidenced by nearby condo prices jumping nearly 30% in early 2024, positions real estate agents and negotiators at the center of an unprecedented market to connect clients with ideal properties.

b. Johor-Singapore Special Economic Zone (JS-SEZ)

Ride the Wave of the JS-SEZ

Multiple news sources have reported that the Johor-Singapore Special Economic Zone (JS-SEZ) attracts significant foreign investment in diverse, high-tech sectors such as medicine, aviation, and the digital economy.

This influx of businesses promises a continually climbing demand for all property types, from luxury condos to affordable housing and commercial spaces. This translates into abundant opportunities and increased income potential for future you, as a real estate agent.

c. Foreign Investment Influx

Tap into the Foreign Investment Surge

Attracted by favorable exchange rates, lower property prices than Singapore, and incentives like multiple-entry visas in the Forest City Special Financial Zone, Singaporean and international investors increasingly acquire properties in Johor, drawn by the lifestyle and strong potential value.

As a multilingual and culturally aware property agent, you can capitalize on this demand by becoming a trusted advisor, guiding buyers and securing significant commissions in this lucrative market.

d. Data Center

The Boom that Benefits You

Fueled by the rapid expansion of cloud and AI services, Johor is quickly becoming Southeast Asia’s fastest-growing data center hub, boasting over 1,600 MW in planned and operational capacity.

This specialized development creates diverse opportunities within the real estate sector for roles ranging from negotiators to appraisers, catering to the unique needs of this burgeoning industry.

e. High Demand, High Commission

Be Your Own Boss, Set Your Own Income

As a property consultant, property agent and real estate negotiator, the sky’s the limit. Your income is directly tied to your effort, skill, and dedication.

The earning potential is genuinely exciting in a booming market like Johor. With the right and adequate training and a trustworthy real estate company, you could achieve active and passive income, rewards along the way.

2. How Much Can a Real Estate Agent in Johor Real Estate Boom Really Earn?

Let’s talk numbers. While individual earnings vary based on experience, effort, and the company you work for, successful real estate agents and property agents, especially REN’s in Johor, are currently capitalizing on a high-commission environment.

Typical Commission Structure:

• Sales: Generally, the commission for property sales in Malaysia ranges from 2% to 3% of the property’s selling price. With property values in prime locations increasing, even a standard commission on sales translates to substantial property transactions and rental amounts.
• Rental: for a Rental property, the commission is usually paid once by the owners.

3. Why Choose IQI as Your Next Agency to Boost Your Johor Real Estate Career?

With all the evidence supporting joining this wave, and no longer be afraid of the Fear of Missing Out, joining IQI Malaysia is the smartest first step you should choose:

IQI, a Juwai IQI member, has a presence in over 30 countries, trusted by 50,000+ real estate agents and is recognized by organizations like the Malaysian Institute of Estate Agents (MIEA) and StarProperty.

The numbers are clear, we’re the No.1 and top agency. The most recognized and largest agency that many investors and organizations back, the proof of work. With our vast network and resources, we present unparalleled advantages:

1. Fast Commission Payout: IQI guarantees full commission payout within five days of closing a deal (for qualified projects). No more waiting months to get paid!
2. Extensive Project Access: IQI partners with trusted developers and offers access to over 400 projects across Malaysia, including high-demand developments in Johor, which provide high options and potential.
3. Unmatched Training and Support: IQI provides comprehensive, continuous training, both online and offline, which enables you with skills to compete even with 20 years of experience agents!
4. Cutting-Edge Technology: IQI’s Atlas SuperApp, a super helpful tool raved by our real estate agents, is one of our advantages. The technology empowers agents to streamline their sales process, manage leads, track earnings, and access all necessary information.
5. Rewarding Career, Enjoyable Journey: Get awards and travel around as reward incentives that make work less mundane. The mindset “we enjoy life,” which empowers all levels of the workforce inside IQI Malaysia, enables a strong working ecosystem that will only help develop a more substantial career.

4. Difference Between Traditional Agencies and IQI

*Applicable for qualified projects. Conditions apply.

Imagine closing a deal on a property worth RM800,000.

A 3% commission translates to RM24,000. Multiple deals, such properties a month put high-performing agent or negotiators squarely into top-earner territory, but even just two deals are going to create your RM48.000 income in a single month.

And with the rental also high in demand, real estate agent or negotiator able to get 1 month equivalent amount per contract sealed!

5. Your First Step to Get into Johor’s Real Estate Boom as an IQI Agent

If you see yourself thriving and learning new opportunities, now is the perfect moment:

1. Visit the IQI website: Go to iqiglobal.com (or go to step 2 and click “Be an Agent”).
2. Register and Apply: Click “Be an Agent,” then “Register Now,” and complete the application.
3. Pay and receive kit, join Trainings and Exam: Pay a one-time fee that includes T-shirts and online Trainings, pass it to get your dream.
   Attend and obtain Certificate: Join mandatory NCC course.
4. Get Tag: Obtain a REN tag (if you want to be a negotiator).

6. Looking Beyond 2025: Your Future as a Top Agent in Johor, Powered by IQI

The projects currently underway – the RTS Link, the JS-SEZ, the influx of data centers, and the continuous wave of foreign investment – are not just temporary boosts.

They’re laying the foundation for sustained, long-term growth in Johor’s property market. And that means sustained, long-term opportunity for you as a real estate agent, mainly when the strength of IQI backs you.

Think about it:

a. Continued Demand

As Johor transforms into a significant economic hub, the demand for properties of all types will only continue to rise. This translates to a constant stream of potential clients and transactions, especially for well-connected and well-trained agents.

IQI offers comprehensive coverage across most property types, so you can explore any branch of expertise or market segment that suits your goals.

b. Rising Property Values

Johor’s ongoing development and increasing desirability mean property values are poised to appreciate further. Higher property values equal higher commissions, putting you in a position to achieve significant financial success.

Choosing IQI as your real estate company would significantly affect how efficiently and quickly it can be achieved.

c. Expanding Network, Expanding Opportunities

As Johor attracts more international residents and businesses, your network as an IQI agent will grow exponentially. This means access to a diverse clientele, a wider range of properties, and more opportunities to close high-value deals.

With established offices across 30+ countries, joining as IQI property agents would elevate your influence across many regions and other clients, enabling higher rates of return from deals.

d. IQI: Your Partner in Long-Term Success

IQI isn’t just about riding the current wave but building sustainable careers for our agents. We provide the ongoing training, cutting-edge technology (like the Atlas SuperApp), and unparalleled support network you need to survive in a booming market and thrive in it for years to come.

With consistent upgrades in skills, tools, awards, and support, joining with IQI would put any concern about the future to rest.

In short, the future of Johor’s real estate market isn’t just bright but dazzling.

By joining IQI, you’re not just becoming a real estate agent but a key player in that future, with the tools, training, support, and network to achieve your definition of success.

Don’t just watch the boom happen—be a part of it. The careers of the top property agents in the fastest-growing companies and markets will create results that are above and beyond.

7. Frequently Asked Questions (FAQs) about Johor’s Real Estate Market and Joining IQI

Join IQI and become part of the family now! Fill in the form below and let the IQI mindset’s “We Enjoy Life” vibe flow through your real estate journey!

Continue Reading:

1. Why You Should Consider Investing in Singapore Real Estate.
2. Insights into the Average Malaysian Salary Trends of 2025.
3. Cryptocurrency? Why Real Estate is the Best Investment Option!

The post Johor Property Market is on Fire! Join as Real Estate Agent Now! appeared first on IQI Blog.