{"id":78321,"date":"2025-10-31T12:26:22","date_gmt":"2025-10-31T04:26:22","guid":{"rendered":"https:\/\/iqiglobal.com\/blog\/?p=78321"},"modified":"2026-01-09T15:54:53","modified_gmt":"2026-01-09T07:54:53","slug":"johor-singapore-special-zone-opportunities","status":"publish","type":"post","link":"https:\/\/iqiglobal.com\/blog\/johor-singapore-special-zone-opportunities\/","title":{"rendered":"Earn in SGD With Your Property: Why Investing in the Johor-Singapore SEZ is a Smart Move!"},"content":{"rendered":"\n

Version: CN<\/mark><\/a><\/strong><\/em>, BM<\/mark><\/a><\/em><\/strong><\/p>\n\n\n\n

\n\n\n\n
On January 7, 2025<\/strong>, Malaysia and Singapore took a transformative step forward with the official signing of a Memorandum of Understanding (MOU)<\/strong> to develop the Johor-Singapore Special Economic Zone (JS-SEZ)<\/strong>.<\/p>\n\n\n\n
This bold, ground breaking move promises to reshape the economic landscape of both countries, including streamlining business<\/strong> operations, and fostering talent<\/strong> development. <\/p>\n\n\n\n
By narrowing the wage gap with Singapore, Johor is poised to become a competitive powerhouse<\/mark><\/a> for skilled professionals<\/strong>, attracting a younger, high-income<\/strong> demographic.<\/p>\n\n\n\n
As a result, the property market is expected to see a rise in demand for quality housing, especially near business areas like Johor Bahru<\/strong> and Iskandar Puteri<\/strong>. <\/p>\n\n\n\n
As of October 2025<\/strong>, approved investments in the JSS have reached RM 37.1 billion<\/strong>, driven by growth in data centres, healthcare, logistics, and advanced manufacturing. <\/p>\n\n\n\n
Early-stage investments totalling RM 40–50 billion<\/strong> are also in the pipeline, underscoring investor confidence in the zone’s long-term potential.<\/p>\n\n\n\n
Discover how Johor Bahru is transforming Malaysia’s economic landscape and how property buyers can gain from this growth. <\/p>\n\n\n
\n
$\"\"$ <\/figure>\n<\/div>\n\n\n
\n\n\n\n
Johor-Singapore Special Economic Zone (JS-SEZ): Golden Opportunity<\/h2>
1. Insights on Johor Property Market<\/a><\/li>
2. Earn in SGD: An Untapped Market<\/a><\/li>
3. What sets Johor apart from other states?<\/a><\/li>
4. Where to invest in property in Johor<\/a><\/li>
5. Will Johor be the next KL?<\/a><\/li><\/ul><\/div>\n\n\n\n
\n\n\n\n
1. Insights on Johor Property Market <\/h2>\n\n\n\n
In Johor Bahru’s city center, the average price per square foot currently ranges from RM950 to RM1000.<\/strong><\/p>\n\n\n\n
Prior to the state’s re-development, the property prices were around RM750 to RM800<\/strong>. This is an increase of almost 15%<\/strong> over the past six months.<\/p>\n\n\n\n
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<\/strong> for various activities.<\/p>\n\n\n\n
Now with JS-SEZ come into focus, it’ll be easier and quicker<\/strong> to commute and do daily transaction between Johor and Singapore.<\/p>\n\n\n
\n
$\"\"$ <\/figure>\n<\/div>\n\n\n
How Singaporeans Are Turning to Johor Bahru for Property Investment?<\/strong> <\/h3>\n\n\n\n
In Singapore, rental and property prices, especially for four-bedroom condominiums, are steep, with rents ranging from SGD$4000 to $5000<\/strong>.<\/p>\n\n\n\n
When converted to Malaysian Ringgit, this translates to over RM15,000<\/strong>. So, it’s clear as a day that buying homes in Johor Bahru is a lot cheaper for Singaporeans. <\/p>\n\n\n\n
They can rent out their Singapore property<\/strong> for additional income while enjoying passive income to cover installments in Malaysia.<\/strong> With higher demand and accessibility, Johor property prices will continually rise.<\/p>\n\n\n\n
The JS-SEZ Key Areas <\/strong> <\/h3>\n\n\n\n
In line with the memorandum signing, nine key<\/strong> areas have been pinpointed within the JS-SEZ, including Johor Bahru City Center<\/strong>, Iskandar Puteri<\/mark><\/a><\/strong>, Tanjung Pelepas<\/strong>, Pasir Gudang<\/strong>, Senai<\/strong>, Sedenak<\/strong>, Forest City<\/mark><\/a><\/strong>, the Pengerang Integrated Petroleum Complex (PIPC)<\/strong>, and Desaru<\/strong>. <\/p>\n\n\n\n
Each of these zones is set to specialise in different economic activities<\/strong>. <\/p>\n\n\n\n
For example, Iskandar Puteri being the largest urban integrated development in Southeast Asia that spans 24,000 acres<\/strong> is designed with families in mind<\/strong>, featuring a range of parks, educational schools<\/strong>, and modern facilities<\/strong>. <\/p>\n\n\n\n
While, Forest City was envisioned as a green, smart city, <\/strong>utilising advanced technology<\/strong> to create a sustainable living environment. <\/p>\n\n\n\n
Forest City is designed to eventually house up to 700,000 residents<\/strong>, making it a significant player in Johor-Singapore region. <\/p>\n\n\n
\n
$\"\"$
Source: The Coffee Break<\/strong><\/em><\/a> <\/figcaption><\/figure>\n<\/div>\n\n\nThe JS-SEZ Impacts on Money and Property <\/strong><\/h3>\n\n\n\n
With the recent signing of the JS-SEZ, the agreement will profoundly impact real estate markets<\/strong> in both countries.<\/p>\n\n\n\n
Additionally, if both nations fully commit to the project, Johor could see GDP growth of 0.5 to 0.9 per cent<\/strong>, contributing up to RM20 billion<\/strong> in the short term, and possibly exceeding RM30 to RM50 billion<\/strong> in the long term.<\/p>\n\n\n\n
This economic growth aligns with the International Monetary Fund’s (IMF) prediction, which estimates Malaysia’s GDP in 2025 at RM2.245 trillion<\/strong>, mainly fueled by substantial foreign direct investment, especially from China<\/strong> and the United States<\/strong>.<\/p>\n\n\n\n
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<\/strong>.<\/p>\n\n\n
\n
$\"\"$ <\/figure>\n<\/div>\n\n\n
2. Earn in SGD: An Untapped Market<\/h2>\n\n\n\n
The hidden opportunity here is making Johor Bahru the centre<\/strong> of Singaporean business or industry operations.<\/p>\n\n\n\n
What can be done is establishing a virtual office in Singapore<\/strong>, while setting up their main operations in Johor Bahru. <\/strong><\/p>\n\n\n\n
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.<\/p>\n\n\n\n
Some work as a driver in Singapore, where they earn around SGD$3,500 to $5,000<\/strong>. When converted to Malaysian Ringgit, this translates to more than RM10,000<\/strong>.<\/p>\n\n\n\n
In such cases, the husband works in Singapore while the family resides in Johor, and they send money back regularly to sustain themselves. <\/p>\n\n\n\n
And with the future of RTS<\/strong> 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<\/strong>.<\/p>\n\n\n\n
That translates to an approximate combined income of RM24,500<\/strong>.<\/p>\n\n\n\n
With this much earning potential, it’s become more than feasible to to purchase property in the town city center.<\/p>\n\n\n\n
Economic Centre and Tech-Boom<\/strong> <\/h3>\n\n\n\n
Singapore is also known as an international economic powerhouse.<\/strong> <\/p>\n\n\n\n
As part of their strategic planning, Singapore aims to elevate its position further, offering benefits to neighbouring countries like Malaysia.<\/p>\n\n\n\n
This presents a valuable opportunity<\/strong> to attract Singaporean industrial players to Johor Bahru. <\/p>\n\n\n\n
This isn’t just speculation; it’s a reality. Singaporean industrial players are already expressing interest in purchasing land in Johor Bahru. <\/p>\n\n\n\n
Additionally, there’s the exciting development of a data center<\/strong> in collaboration with our government’s economic initiatives.<\/p>\n\n\n\n
Located in Sedenak within Johor Bahru, this data centre presents opportunities for Singaporean players in AI and data-related industries<\/strong> to establish a presence, further enhancing job prospects in the region.<\/p>\n\n\n\n
Connecting Two Economies<\/strong><\/h3>\n\n\n\n
Infrastructure remains central to the JS-SEZ <\/strong>vision. The RTS<\/strong> Link, slated for completion by December 2026<\/strong>, is expected to significantly reduce border congestion<\/strong> and improve daily commutes<\/strong> for cross-border workers.<\/p>\n\n\n\n
Beyond transport, the integration of payment systems — including Visa<\/strong>, MasterCard<\/strong>, GrabPay<\/strong>, and Touch ’n Go<\/strong> — underscores broader efforts to create a seamless cross-border experience.<\/p>\n\n\n\n
Complementary measures, such as enhanced customs systems<\/strong> and digital QR code <\/strong>clearance, further aim to streamline border processes and strengthen overall connectivity between both sides.<\/p>\n\n\n\n
Hidden Opportunities: JB’s Open Secret<\/strong><\/h3>\n\n\n\n
There are other hidden opportunities that many overlook, particularly in the third or fourth layer<\/strong>, including agricultural land<\/strong>.<\/p>\n\n\n\n
This presents a chance to attract international players, industries, or factories<\/strong> to Johor Bahru.<\/p>\n\n\n\n
For instance, cultivating agricultural land could supply vegetables to Singapore<\/strong>, offering a lucrative business opportunity where you can earn in Singapore dollars<\/strong> while operating in Malaysia<\/strong>.<\/p>\n\n\n
\n
$\"\"$ <\/figure>\n<\/div>\n\n\n
3. What sets Johor apart from other states?<\/h2>\n\n\n\n
Currently, property prices range from RM900 to RM1500<\/strong> per square foot.<\/p>\n\n\n\n
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. <\/p>\n\n\n\n
Unlike these cities, Johor town center lacks five-star hotels and entertainment<\/strong> options, with only a few shopping malls available. <\/p>\n\n\n\n
However, there’s vast undeveloped land in JB<\/strong>, making it ripe for development, especially with the influx of population expected with the RTS. <\/p>\n\n\n\n
With this in mind, there’s a great opportunity for the development of high-end properties in the Johor town.<\/p>\n\n\n\n
Opportunities For Commercial Development<\/strong><\/h3>\n\n\n\n
In Johor Bahru, particularly in the town city center area, commercial listings<\/strong> are relatively scarce<\/strong>. <\/p>\n\n\n\n
Currently, there are only three shopping malls<\/strong> serving the area, primarily catering to Malaysian workers commuting to and from Singapore. <\/p>\n\n\n\n
This high traffic flow contributes to the demand for commercial space.<\/p>\n\n\n\n
However, despite the demand, leasing prices remain reasonable, with retail spaces averaging around RM23 per square foot per month<\/strong>.<\/p>\n\n\n\n
Looking ahead, with the impending completion of the RTS, developers have a prime opportunity to capitalize on this demand by introducing more commercial spaces<\/strong> in the city center, especially those tailored to entertainment purposes.<\/p>\n\n\n\n
Higher Salary Compared to Other States<\/strong><\/h3>\n\n\n\n
In a bold and strategic move, Johor has set new salary <\/strong>benchmarks to attract top talent and boost its competitiveness in the regional job market. <\/p>\n\n\n\n
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. <\/p>\n\n\n\n
• RM4,000<\/strong> minimum for diploma holders
• RM5,000<\/strong> minimum for degree holders<\/p>\n\n\n\n
Shorter Workweek <\/strong><\/h3>\n\n\n\n
Starting January 2025, Johor will shift its weekend rest days back to Saturday and Sunday<\/strong>. <\/p>\n\n\n\n
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<\/strong> for Johor-based businesses, especially those with regional and international partners.<\/p>\n\n\n\n
In addition, Johor is also taking a progressive approach by considering a 4.5-day workweek<\/strong> for civil servants. <\/p>\n\n\n\n
• Monday to Thursday<\/strong>: 7:30 AM – 3:30 PM
• Friday<\/strong>: 7:30 AM – 12:00 PM<\/p>\n\n\n\n
This shorter workweek, combined with flexible and remote working options, is aimed at improving productivity and work-life balance<\/strong>. <\/p>\n\n\n\n
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.<\/p>\n\n\n
\n
$\"\"$ <\/figure>\n<\/div>\n\n\n
4. Where to invest in property in Johor<\/h2>\n\n\n\n
Investors are keen on the RTS in Johor Bahru’s town center, which is already a hotspot. <\/p>\n\n\n\n
Prices have surged, reaching up to RM1100<\/strong> or even RM1500 per square foot<\/strong>. However, these properties come with comprehensive management services<\/strong>, which match the high price point.<\/p>\n\n\n\n
So experts advice investors to prioritise Johor Bahru<\/strong>.<\/p>\n\n\n\n
Here, prices range from RM900 to RM1000 per square foot<\/strong>, making it a prime investment opportunity.<\/p>\n\n\n\n
Properties below RM800<\/strong> per square foot are rare but worth buying if you come across them.<\/p>\n\n\n\n
For the next option, consider the second layer<\/strong>, including areas like Danga Bay, Taman Pelangi, Taman Sentosa, Tebrau and Permas Jaya. <\/p>\n\n\n\n
While many prefer the city center due to its proximity to Singapore, the second layer offers greater convenience<\/strong> and quality of life<\/strong>. <\/p>\n\n\n\n
Despite heavy traffic, these areas are more livable, with fewer congestion issues<\/strong>. <\/p>\n\n\n
\n
$\"\"$ <\/figure>\n<\/div>\n\n\n
5. Will Johor be the next KL?<\/h2>\n\n\n\n
We believe that Johor Bahru is attracting significant interest from investors across Malaysia, not just Kuala Lumpur, especially after hearing the JS-SEZ<\/strong> news.<\/p>\n\n\n\n
Its strategic location next to Singapore, coupled with developments like the Johor-Singapore SEZ and booming tech infrastructure<\/strong>, position Johor as the next big opportunity for property investors.<\/p>\n\n\n\n
This means higher demand<\/strong> for residential properties (for workers and professionals)<\/p>\n\n\n\n
If you’re looking for a market that blends affordability<\/strong>, growth<\/strong>, and demand<\/strong>, Johor offers all three. The transformation is happening now—and those who act early could see some of the biggest gains.<\/p>\n\n\n\n
\n\n\n\n
This article includes contributions from Leong<\/mark><\/strong><\/a> and Connie Lee<\/mark><\/a><\/strong> from Juwai IQI and Chris Tan<\/mark><\/strong>, founder of Chur Associates<\/mark><\/a>. <\/em><\/p>\n\n\n\n
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.<\/em><\/p>\n\n\n\n
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.<\/em><\/p>\n\n\n\n
\n\n\n\n
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.<\/mark><\/strong><\/p>\n\n\n\n\n\t
\n\t\t\n \n\t\t\n\t\t\n\n \n \n Full Name:<\/label>
\n \n <\/div>\n\n\t\t
\n Location:<\/label>
\n \n\t\t\t<\/div>\n\n\t\t\t
\n\t\t\t\tPhone Number:<\/label>
\n\t\t\t\t
\n\t\t\t\t\t+60<\/span>\n\t\t\t\t\t\n\t\t\t\t\t\n\t\t\t\t<\/div>\n\t\t\t<\/div>\n \t<\/div>\n\n\t\t
\n\t\t\tPlease select at least one interest.\n\t\t<\/div>\n\n\t\t
\n\t\t\t
\n\t\t\t\tI want to (Investor)<\/label>
\n\t\t\t\t Invest<\/label>
\n\t\t\t\t Buy<\/label>
\n\t\t\t\t Sell<\/label>
\n\t\t\t<\/p>\n\t\t<\/div>\n\n\t\t
\n\t\t\t I give my consent to share my information to submit this form. For more details on our data practices, please refer to our Privacy Policy.<\/a><\/label>
\n\t\t\t\n\t\t\t I want the latest property updates, marketing emails, and newsletters from IQI Global by subscribing to IQI Global mailing list<\/label>
\n\t\t<\/div>\n\n\t\t\n\n\n
\n