Johor has a problem most property markets would kill for: too many cashflow-positive options. Sale prices are lower than KL for equivalent unit sizes, while rental rates are propped up by Singapore-side demand, MM2H retirees, and Iskandar's industrial workforce. The result is the largest sub-RM 500K positive-cashflow inventory in Malaysia after Selangor.
This post names 10 real Johor condominiums and service residences, covering both JB city centre and Iskandar Puteri. All are HIGH confidence — 5 or more sale and rental comparables from the same development. Data is from our 6 April 2026 directory snapshot.
The 10 Johor Properties
| # | Development | Area | Sale Price | Monthly Rent | Instalment | Simplified Surplus | Sale/Rent Comps |
|---|---|---|---|---|---|---|---|
| 1 | TRELLIS Residences | Iskandar Puteri | RM 580,000 | RM 3,000 | RM 2,311 | +RM 689 | 7 / 17 |
| 2 | One Medini | Medini | RM 480,000 | RM 2,600 | RM 1,913 | +RM 687 | 7 / 10 |
| 3 | The Elysia Park Residence | Iskandar Puteri | RM 581,500 | RM 3,000 | RM 2,317 | +RM 683 | 12 / 17 |
| 4 | Pinnacle Tower | JB Central | RM 709,000 | RM 3,500 | RM 2,825 | +RM 675 | 8 / 43 |
| 5 | Grand Medini | Medini | RM 335,100 | RM 2,000 | RM 1,335 | +RM 665 | 12 / 93 |
| 6 | Ujana Executive Apartment | Iskandar Puteri | RM 630,000 | RM 3,150 | RM 2,511 | +RM 639 | 15 / 16 |
| 7 | The Platino Serviced Apartment | JB | RM 530,000 | RM 2,750 | RM 2,112 | +RM 638 | 5 / 20 |
| 8 | The Garden Residences | Iskandar Puteri | RM 398,000 | RM 2,200 | RM 1,586 | +RM 614 | 10 / 7 |
| 9 | D'Suites Akasia Horizon | Iskandar | RM 400,000 | RM 2,200 | RM 1,594 | +RM 606 | 9 / 6 |
| 10 | Teega Suites | Iskandar Puteri | RM 400,000 | RM 2,200 | RM 1,594 | +RM 606 | 21 / 30 |
Instalments use 90 percent LTV, 4.0 percent Islamic rate, 35-year tenure. Simplified surplus is rent minus instalment only — it does not include the other 11 recurring costs.
Want to see the same 12-cost framework applied to 10 real properties from the full directory? Download the free 5-page sample PDF.
Deep Dive 1: Grand Medini — 93 Rental Comparables
Grand Medini is the single most data-rich property on this list, and arguably in our entire Johor dataset. 93 rental comparables from the same development means the RM 2,000 monthly rent is the median of almost 100 actual rental contracts or listings. That is not an estimate. It is a measured market rate.
The 12 sale comparables also anchor the RM 335,100 price. You are not extrapolating from one aspirational listing — you are looking at what units in this specific building have actually transacted.
Full 12-cost breakdown
| # | Cost Line | Monthly (RM) |
|---|---|---|
| 1 | Mortgage instalment | 1,335 |
| 2 | Maintenance fee (~RM 0.28/sqft × ~750 sqft Medini) | 210 |
| 3 | Assessment rate | 45 |
| 4 | Quit rent | 10 |
| 5 | Fire insurance | 30 |
| 6 | Vacancy provision (Medini-adjusted, 5% of RM 2,000) | 100 |
| 7 | Sinking fund | 22 |
| 8 | Management/agent fee (5% of annual rent / 12) | 8 |
| 9 | Rental income tax (~3% effective) | 50 |
| 10 | Minor repairs (amortized) | 50 |
| 11 | Mortgage insurance (amortized) | 30 |
| 12 | Miscellaneous/contingency | 20 |
| Total monthly costs | 1,910 | |
| Gross rental income | 2,000 | |
| 12-cost surplus | +RM 90 |
Grand Medini clears the full 12-cost stack with roughly +RM 90 per month after every recurring cost, using a 5 percent vacancy rate justified by the 93 rental comparables (deep tenant demand = lower real vacancy than the standard 8.3 percent assumption).
Is +RM 90/month a lot? No. It is a thin buffer. One OPR hike of 0.25 percent adds roughly RM 48/month to the instalment. A maintenance fee increase of RM 0.03/sqft adds RM 22. Stack both and Grand Medini turns borderline.
Why is it still worth considering? Three reasons:
- The data depth (93 rent comps) removes pricing risk.
- Medini's MM2H and Singapore-side tenant profile is unusually stable.
- At RM 335,100 the entry cost is relatively low — a 10 percent deposit is RM 33,510, manageable for a first rental investment.
Most Malaysian sub-RM 500K properties do not clear the full 12-cost stack at all. Grand Medini does, marginally. That puts it in the top quartile of the affordable segment.
Deep Dive 2: Pinnacle Tower — 43 Rental Comparables
Pinnacle Tower in JB city centre has 43 rental comparables — another exceptionally deep dataset. At RM 709,000 with RM 3,500 rent, the simplified surplus is +RM 675.
Running the full stack (larger unit, higher fixed costs):
| Line | Value (RM) |
|---|---|
| Instalment | 2,825 |
| Fixed cost base (~950 sqft, higher tier finishes) | ~750 |
| Vacancy provision (5% of RM 3,500, JB central demand) | 175 |
| Total | ~3,750 |
| Rent | 3,500 |
| 12-cost surplus | ~-RM 250 |
Pinnacle Tower does not clear the full 12-cost stack at the asking price. Simplified surplus was +RM 675. Full stack is roughly -RM 250. The delta is almost RM 925 — larger than the simplified buffer.
Is this a bad deal? It is an overpriced deal at RM 709,000. Knock 7 percent off (RM 49,630) and the instalment drops by roughly RM 200/month, pushing the full stack to -RM 50. Knock 10 percent off and it turns positive. The 43 rental comparables give you the negotiating anchor: you know the building and the rent, so you can justify a price adjustment based on the yield math.
This is the general pattern for JB central properties above RM 700K: they look positive on simplified math, but the full stack eats the surplus, and the path to a viable deal runs through a 5 to 10 percent price negotiation rather than buying at the asking price.
The 10 Johor properties above are HIGH-confidence entry points. The full directory names 1,088 properties across 16 Malaysian regions with 12-cost breakdowns per unit — including the specific Iskandar and JB properties that genuinely clear +RM 800 to +RM 1,500 monthly surplus after every real cost.
See the full directory →Iskandar vs JB Central: The Tenant Profile Matters
Four of the 10 properties above (TRELLIS, One Medini, The Elysia Park, Ujana, The Garden Residences, D'Suites, Teega) sit in Iskandar Puteri or Medini. One (Pinnacle Tower) sits in JB central near the RTS terminus at Bukit Chagar. The Platino is JB general.
These are different rental markets:
Iskandar / Medini tenants:
- MM2H retirees
- Singapore commuters (some)
- Educity and Legoland area workers
- Industrial workforce in Nusajaya SEZ
Rental demand is stable but not explosive. Vacancy between tenants can run 1 to 2 months.
JB Central / RTS-proximate tenants:
- Singapore daily commuters (the biggest slice, expanding with RTS)
- JB city workers
- Expatriate professionals
Central JB rental demand is tied to the Singapore labour market and RTS completion timelines. When the RTS opens (target early 2027), units within a 15-minute walk of Bukit Chagar station are expected to see rental premium — but that premium is already partially priced in at RM 700K+.
The sub-RM 400K Iskandar Puteri and Medini properties on this list (The Garden Residences, D'Suites Akasia Horizon, Teega Suites, Grand Medini) are the most defensible plays if you want entry-level Johor exposure without betting on RTS-specific upside.
How to Use This List
- Check the area. Medini is a different market from JB central. Google Maps the specific development before shortlisting.
- Plug two or three into our Cashflow Calculator. Use the numbers from the table as starting inputs, then adjust for your actual financing terms.
- Adjust vacancy for Johor reality. Core Medini and Iskandar Puteri developments with deep rental pools (Grand Medini, One Medini, Teega) can justify 5 percent vacancy. Lower-demand suburbs should stay at 8.3 percent.
- Understand currency risk. If your tenant base is Singapore commuters, your rental rate is implicitly tied to SGD/MYR. A stronger ringgit means softer Singapore demand.
- Verify current foreign buyer thresholds. Medini exemptions and RM 1M floor rules have changed multiple times. If you or your buyer is foreign, check with a Johor-licensed lawyer before committing.
The Bottom Line
Johor offers more affordable cashflow inventory than anywhere in Malaysia. The trade-off is that the top performers are concentrated in a few specific developments with deep data and stable tenant pools, while the rest of the inventory looks positive on simplified math and falls apart on the full stack.
The 10 properties above are real. Verify them on PropertyGuru or EdgeProp. The full directory flags which ones clear +RM 800 or more per month after the full 12-cost analysis — and which ones look attractive at the listing but bleed on closer inspection.