Johor
Affordable, Connected and Entering a New Growth Cycle
Invest in Malaysia's southern gateway, where affordable landed housing, high transaction volumes and transformative infrastructure are creating opportunities for buyers, upgraders and investors.
Explore NowWelcome to Johor, A Market Built on Affordability and Momentum
Johor consistently ranks first or second nationally in total property transactions. A double-storey terrace at RM380,000 to RM550,000 remains achievable for dual-income households earning RM6,000 to RM8,000 a month. What makes 2026 different is that structural catalysts, the RTS Link, the JS-SEZ and Forest City's SFZ status, are layering on top of an already active local market.
Landed Housing That Malaysian Families Can Actually Afford
Unlike KL, where condos dominate and landed homes are out of reach, Johor still has significant landed supply at accessible prices. Terrace houses in Skudai and Kulai start from RM350,000. Mount Austin and Bukit Indah trade at RM500 to RM540 psf with strong resale liquidity.
Infrastructure That Is Reshaping the State
The RTS Link, now over 90% complete, will connect JB to Singapore by December 2026. The JS-SEZ is targeting 50 high-impact projects and 20,000 high-skilled jobs over the next decade. A proposed BRT system would add 32 stations across 50 km. These projects create jobs, improve connectivity and drive property demand from within Johor.
Multiple Corridors for Different Goals
JB CBD for yield near the RTS. Mount Austin and Bukit Indah for family living. Kulai and Senai for affordable entry near logistics hubs. Iskandar Puteri for international schools. Forest City for foreign buyer access and duty-free incentives. The right corridor depends on your objective.
What Living in Johor Feels Like
Mornings with Room to Breathe
Mamak breakfast in Taman Molek, a school run through Bukit Indah, or a drive along Kulai's oil palm-lined stretches. Daily life here has a spaciousness that KL no longer offers at this price point.
Midday Across Townships and Campuses
Mid Valley Southkey and AEON Tebrau handle the suburban crowd. In Iskandar Puteri, EduCity's international school cluster gives families a self-contained education ecosystem. Mount Austin's Korean and Japanese dining scene has built its own following.
Evenings Along Waterfronts and Hawker Strips
Danga Bay's waterfront opens up at sunset. Jalan Wong Ah Fook fills with street food. Mount Austin's cafes stay busy late. Spacious, unhurried and affordable.
Key Amenities & Connectivity in Johor
Schools & Learning Pathways
- Foon Yew High School (JB and Kulai)
- SMK Sultanah Aminah
- SMK Infant Jesus Convent
- SMK Taman Mount Austin
- SK Taman Universiti
- Austin Heights International School
- Sunway International School Iskandar
- Raffles American School (EduCity)
- Shattuck-St. Mary's Forest City International School
- R.E.A.L International School JB
Universities & Colleges
- Universiti Teknologi Malaysia (UTM)
- University of Reading Malaysia (EduCity)
- University of Southampton Malaysia (EduCity)
- Newcastle University Medicine Malaysia (EduCity)
- Netherlands Maritime Institute of Technology (EduCity)
- Southern University College
Public Transport & Connectivity
- RTS Link (completion Dec 2026): 4 km cross-border rail from Bukit Chagar to Woodlands North, Singapore. Five-minute crossing, 10,000 passengers per hour each direction.
- JB Sentral: Intercity rail hub with KTM Shuttle Tebrau, ETS northbound and future RTS terminus.
- Senai International Airport: Domestic and regional flights to KL, Kuching, Kota Kinabalu, Bangkok and beyond.
- Causeway (1.056 km): Primary road link to Singapore. Over 300,000 crossings daily.
- Second Link (1.92 km): Western crossing connecting Gelang Patah and Iskandar Puteri to Singapore's Tuas.
- Proposed BRT: 32 stations over 50 km spanning Iskandar Puteri, Skudai and Tebrau, likely connecting to Bukit Chagar RTS station.
- Major Highways: North-South Expressway, Senai-Desaru Expressway, Eastern Dispersal Link, Coastal Highway Southern Link, Iskandar Coastal Highway.
Hospitals & Healthcare
- Hospital Sultanah Aminah (JB)
- KPJ Johor Specialist Hospital
- Gleneagles Medini (Iskandar Puteri)
- Columbia Asia Hospital Iskandar Puteri
- Regency Specialist Hospital (JB)
- Hospital Sultan Ismail
Tourism & Local Attractions
- Johor Premium Outlets (Kulai)
- Kota Tinggi Waterfalls
- Tanjung Piai National Park (southernmost tip of mainland Asia)
- Johor Bahru Heritage District (Jalan Tan Hiok Nee)
- Angry Birds Activity Park
- Sanrio Hello Kitty Town (Puteri Harbour)
- Austin Heights Water & Adventure Park
A Market Powered by Local Demand, Amplified by Infrastructure
Johor's property market runs on domestic demand first. Double-storey terraces in Skudai, Kulai and Masai trade between RM220,000 and RM550,000. Mount Austin offers terraces at RM500 to RM540 psf with strong resale liquidity. Bukit Indah and Horizon Hills serve the upper-middle segment with gated communities and 5% to 8% annual appreciation.
Residential prices rose 5.3% in the latest NAPIC data, well above the national 0.7%. Gross yields range from 4.5% to 6.5%. This market does not depend on any single catalyst to function.
Cross-Border Catalysts Adding a Second Layer
The RTS Link will add demand from Singapore-based professionals earning in SGD. Properties near Bukit Chagar have already appreciated 15% to 22% over five years.
The JS-SEZ brings corporate tax incentives that are attracting multinational investment, creating local jobs that feed back into housing demand. Forest City's SFZ offers a 50% stamp duty remission until December 2034 and duty-free access.
Explore Homes & Projects in Johor
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New Project Located in Kebun Teh
Jalan Abad, Jalan Kebun Teh, Larkin, 80350, Johor
Expected Completion Date
March 31, 2030
Number of units
848
1-31-2560 - 915 ft²4876Starting from RM 474,900
Explore projectNew Listing
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Isola Coast
Plentong, 81750 Masai, Johor
Expected Completion Date
December 31, 2026
Number of units
40
4-44-43,685 - 3,775 ft²4905Starting from RM 1,800,000
Explore projectNew Listing
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Santai D'Eco Spring
Jalan Ekoflora Utama, Johor
Expected Completion Date
March 31, 2028
Number of units
460
3-32-2947 - 947 ft²2773Starting from RM 450,000
Explore projectNew Listing
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A New Benchmark for City Living
Parc Regency Residensi Masai Apartment, Jalan Masai Jaya, Taman Saujana, 81100 Johor Bahru, Johor
Number of units
1,752
1-21-2430 - 1,000 ft²5657Starting from RM 251,000
Explore projectNew Listing
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Palazio Austin
Jln Mutiara Emas 9/23, Taman Mount Austin, 81100 Johor Bahru, Johor
Expected Completion Date
December 31, 2014
Number of units
1,160
3-32-21,097 - 1,097 ft²4526Starting from RM 440,000
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Impiana Kluang @ Taman Sri Lambak
Impiana Kluang Residence, Taman Sri Lambak, Kluang Jalan Azam, Taman Sri Lambak, 86000, Johor
Expected Completion Date
March 31, 2021
Number of units
101
4-43-31,445 - 1,445 ft²2988Starting from RM 488,000
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Country Garden Forest City
81550, Johor, Gelang Patah, Jln Forest City - Lebuhraya Tanjung Pelepas
Expected Completion Date
December 31, 2021
Number of units
228
1-41-3517 - 1,378 ft²4770Starting from RM 1,000,000
Explore projectNew Listing
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Country Garden Central Park
Persiaran Aliff Harmoni Utama, Taman Damansara Aliff, 81200 Johor Bahru, Johor
Number of units
1,954
1-41-3403 - 1,631 ft²6689Starting from RM 200,000
Explore projectNew Listing
What Are Experts Seeing in Johor's Market?
"Within the broader Malaysian market, Johor offers the best combination of yield and growth at present. This level of outperformance is attracting buyers and positioning Johor as a top destination for property investment in 2026."
Kashif Ansari, Co-Founder & Group CEO, Juwai IQI
"The main markets of Selangor and Penang registered a drop in both volume and value, while Kuala Lumpur recorded a decline in volume but an increase in value. Only Johor saw growth in both."
Tang Chee Meng, Chief Operating Officer, Henry Butcher Malaysia
"The RTS Link represents a significant commitment to enhancing infrastructure and fostering economic integration, which is expected to bolster confidence among investors in Johor's real estate market."
Maggie Ng, Chief Executive Officer, Berinda Group
Considering Johor for your next home or investment?
From affordable landed homes in Kulai and Mount Austin to RTS-linked condos in JB CBD and duty-free opportunities in Forest City, speak with an IQI Johor specialist to find the right corridor for your goals.
Frequently Asked Questions
Is Johor a good place to invest in property in 2026?
Yes. Johor property prices rose 5.3% annually, well above the national 0.7% average. The market is supported by strong domestic demand, affordable landed stock and three structural catalysts: the RTS Link (operations Dec 2026), the JS-SEZ and Forest City's SFZ status. Gross yields range from 4.5% to 6.5%.
What are the rental yields in Johor?
Yields vary by area. JB CBD and Tebrau deliver 4.5% to 5.5%, driven by both local and cross-border tenant demand. Established townships like Mount Austin and Bukit Indah yield 4% to 5% with strong occupancy. Iskandar Puteri sits at 3.5% to 4.5%. Forest City yields are thinner at 3% to 3.8% but the SFZ stamp duty remission improves the net entry cost.
Where should local Malaysian buyers look in Johor?
For affordability, Skudai, Kulai and Masai offer double-storey terraces from RM350,000 to RM550,000. For established family townships, Mount Austin and Bukit Indah are the benchmarks with proven resale liquidity. For longer-term growth, areas along the proposed BRT alignment and near the Senai airport corridor offer affordable entry with infrastructure upside.
What is the RTS Link and when does it open?
A 4 km cross-border rail from Bukit Chagar (JB) to Woodlands North (Singapore). The crossing takes approximately five minutes with co-located customs clearance. Over 90% complete, with operations targeted for December 2026. Capacity is 10,000 passengers per hour each direction.
What is the JS-SEZ and how does it affect property?
The Johor-Singapore Special Economic Zone, signed in January 2025, covers 3,588 sq km across southern Johor. It offers a 5% corporate tax for qualifying industries and a 15% income tax for knowledge workers. It creates local employment that feeds housing demand beyond the cross-border segment.
Can foreigners buy property in Johor?
Yes. The general minimum is RM1,000,000 in most areas. Medini in Iskandar Puteri has no minimum threshold for foreigners. From January 2026, foreign buyers pay a flat 8% stamp duty plus a Johor state levy of 3% or RM30,000 (whichever is higher). Forest City has its own SFZ route with a 50% stamp duty remission until December 2034.
How does Johor compare to KL for property investment?
Johor's median is 40% to 60% below KL equivalents. A double-storey terrace in JB costs RM380,000 to RM550,000, a price point that barely exists in KL anymore. Gross yields are also stronger at 4.5% to 6.5% versus KL's typical 3.5% to 5%. Johor's unique edge is the landed housing affordability plus Singapore proximity. KL offers deeper liquidity, a more diversified economy, and a more mature condo market.
Is there an oversupply issue in Johor?
The oversupply is real but concentrated. It sits mainly in high-rise serviced apartments in Iskandar Puteri and Medini, where unsold stock peaked at over 6,200 units and has since declined to an estimated 4,200 to 4,600 units in 2026. The landed segment and well-located JB city centre condos near the RTS corridor have not faced the same issue. Buyers who focus on established townships and properties with proven rental demand are largely unaffected by this overhang.
Is Forest City a good investment?
A specialised play, not a general recommendation. It trades at approximately RM239 psf, well below 2013 to 2015 launch prices. The SFZ brings a 50% stamp duty remission until December 2034 and duty-free status. It recorded 4 million visitors in 2025. Buyers should verify unit eligibility and accept a longer recovery timeline.
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