This is a quick-reference price guide for Johor Bahru property in 2026. No fluff. Prices by area, property type, and budget level — so you can see what the market looks like before you start viewing.
For a deeper analysis of price trends, supply dynamics, and investment considerations, see our full JB property price analysis.
JB Condo Prices at a Glance
| Area | Price Range (RM) | Per Sqft (RM) | Gross Yield |
|---|---|---|---|
| JB City Centre | 350K-650K | 400-600 | 4.5-5.5% |
| Mount Austin / Tebrau | 280K-500K | 300-500 | 4.5-5.8% |
| Bukit Indah | 300K-550K | 300-450 | 4.5-5.5% |
| Tampoi / Skudai | 200K-400K | 200-350 | 5.0-6.5% |
| Iskandar Puteri | 350K-700K | 350-550 | 3.5-5.0% |
| Puteri Harbour | 600K-1.5M | 500-900 | 2.5-4.0% |
| Medini | 300K-600K | 300-500 | 3.5-5.0% |
| Pasir Gudang | 150K-300K | 150-280 | 5.5-7.0% |
| Permas Jaya | 250K-450K | 250-400 | 4.5-5.5% |
| Kulai / Senai | 200K-380K | 200-320 | 5.0-6.5% |
| Gelang Patah | 200K-400K | 200-350 | 4.5-5.5% |
| Taman Daya | 220K-400K | 230-350 | 5.0-6.0% |
Where yields are strongest: Pasir Gudang, Tampoi/Skudai, and Kulai. Low entry prices relative to rental rates produce the best gross yields in JB. These are not glamorous areas — they are industrial and working-class neighborhoods. But the cashflow math works. Check our rental yield calculation guide if you need to run the numbers.
Where yields are weakest: Puteri Harbour and premium Iskandar Puteri. High entry prices and limited rental demand compress yields below 4%. These are lifestyle or capital appreciation plays, not cashflow investments.
JB Landed Property Prices
| Area | Terrace (RM) | Semi-D (RM) | Bungalow (RM) |
|---|---|---|---|
| Mount Austin | 480K-700K | 800K-1.2M | 1.5M-3M |
| Bukit Indah | 500K-750K | 850K-1.4M | 1.8M-3.5M |
| Horizon Hills | 600K-900K | 1M-1.8M | 2M-4M |
| Setia Tropika | 450K-650K | 750K-1.2M | 1.2M-2.5M |
| Setia Indah | 420K-600K | 700K-1.1M | 1.2M-2M |
| Tampoi / Skudai | 380K-550K | 600K-950K | 1M-2M |
| Pasir Gudang | 280K-450K | 500K-800K | 800K-1.5M |
| Kulai / Senai | 320K-500K | 550K-900K | 900K-1.8M |
| Gelang Patah | 380K-580K | 650K-1M | 1M-2M |
| Permas Jaya | 420K-620K | 700K-1.1M | 1.2M-2.2M |
| Ulu Tiram | 350K-520K | 580K-900K | 900K-1.5M |
| Kempas | 350K-500K | 550K-850K | 850K-1.5M |
Note on landed yields: Landed properties in JB typically produce gross yields of 3-4.5% — lower than condos because of higher entry prices. Investors buy landed in JB primarily for capital appreciation and own-stay, not cashflow. The exception is older terrace houses in Pasir Gudang or Ulu Tiram that rent to industrial workers at RM800-1,200/month against entry prices of RM280,000-350,000 — those can hit 4-5% gross.
JB Commercial Property Prices
| Property Type | Area | Price Range (RM) |
|---|---|---|
| 2-storey shophouse | JB Old Town (Jalan Wong Ah Fook, Jalan Tan Hiok Nee) | 1.5M-3M |
| 2-storey shophouse | Mount Austin | 800K-1.5M |
| 2-storey shophouse | Taman Molek / Permas Jaya | 700K-1.3M |
| 3-storey shop office | Austin Heights Business Park | 800K-1.5M |
| 3-storey shop office | Setia Business Park | 900K-1.5M |
| Ground floor retail | Iskandar Puteri | 600K-1.2M |
| Ground floor retail | Bukit Indah | 700K-1.2M |
| Factory/warehouse | Pasir Gudang | 800K-3M |
| Factory/warehouse | Senai / Kulai | 700K-2.5M |
Commercial property in JB offers higher yields than residential — typically 5-8% gross for shophouses and shop offices. But financing is different (higher interest rates, lower LTV), management is more intensive, and vacancy risk is higher. For a comparison of commercial vs residential investment returns, see our commercial vs residential guide.
What You Get at Each Budget Level
RM300,000 Budget
- Condo: 3-bedroom, 900-1,000 sqft in Tampoi, Skudai, or Pasir Gudang. Older developments with basic facilities. Some newer builds in Kulai at this price.
- Landed: Single-storey terrace in Pasir Gudang or a very old double-storey terrace in Ulu Tiram requiring renovation.
At this budget, you are buying in working-class neighborhoods with industrial rental demand. Tenant pool: factory workers, logistics staff, junior professionals. Expect rents of RM800-1,200/month for condos, RM700-1,000/month for terrace houses.
RM500,000 Budget
- Condo: 3-bedroom, 1,000-1,200 sqft in Mount Austin, Bukit Indah, or JB City Centre. Modern facilities — pool, gym, security. Newer developments in Iskandar Puteri also accessible at this price.
- Landed: Double-storey terrace in Mount Austin (older stock), Tampoi, Setia Indah, or Gelang Patah. Typically 1,400-1,800 sqft built-up with small garden.
This is the sweet spot for JB. You get access to established neighborhoods with good amenities, schools, and resale markets. Tenant pool: mid-level professionals, young families, some Singaporean renters. Expect rents of RM1,200-1,800/month for condos, RM1,000-1,500/month for terrace houses.
See which properties hit your cashflow target — pre-screened with real yield data.
Get the Property Directory →RM1,000,000 Budget
- Condo: Large unit (1,400-2,000 sqft) in JB City Centre, premium Iskandar Puteri, or a waterfront unit in Danga Bay. Newer builds with full facilities.
- Landed: Double-storey terrace in Horizon Hills, semi-detached in Mount Austin or Setia Tropika, or a cluster home in a gated community.
At RM1M, you enter the upper-mid market. Tenant pool: senior professionals, expat families, Singaporean relocators. Condos rent for RM2,000-3,500/month. Semi-detached houses rent for RM2,500-4,000/month.
RM2,000,000 Budget
- Condo: Penthouse or duplex in Puteri Harbour, premium waterfront units in R&F Princess Cove or Country Garden Danga Bay.
- Landed: Semi-detached or bungalow in Horizon Hills, Ledang Heights, or East Ledang. Premium gated-and-guarded communities with club facilities.
This is the luxury tier. Tenant pool is thin — mostly corporate expats with housing allowances. Yields compress to 2.5-3.5%. You are buying for lifestyle, capital preservation, or long-term appreciation — not cashflow.
Price Comparison: JB vs Other Malaysian Cities
| Property Type | JB | KL | Penang Island | Ipoh |
|---|---|---|---|---|
| 3-bed condo (mid-range) | 300K-500K | 500K-800K | 500K-900K | 200K-350K |
| Double-storey terrace | 400K-650K | 550K-900K | 600K-1M | 280K-450K |
| Per sqft (condo) | 300-500 | 500-900 | 600-1,000 | 200-350 |
JB sits between KL/Penang (more expensive) and Ipoh (cheaper). The key differentiator is Singapore proximity. No other Malaysian city offers a 5-minute rail link to a city where median household income exceeds RM40,000/month. That proximity premium is already partially priced in around the RTS corridor, but the full impact will only be clear once the link is operational.
JB Price Per Sqft Map
For a quick visual reference, here is how per-sqft pricing distributes across JB:
RM150-300/sqft — Budget zone: Pasir Gudang, Masai, Kulai outskirts, older Tampoi stock. Functional but no-frills. Industrial surroundings. Strongest yields.
RM300-500/sqft — Mid-market: Mount Austin, Tebrau, Bukit Indah, Tampoi (newer stock), Permas Jaya, Taman Daya. The majority of JB's condo market sits in this band. Balanced pricing, decent facilities, liquid resale market.
RM500-700/sqft — Upper-mid: JB City Centre (new launches), Iskandar Puteri (premium projects), Medini (newer stock). You are paying for location, branding, or facilities. Yields start to compress.
RM700-900+/sqft — Premium: Puteri Harbour, R&F Princess Cove penthouse levels, selected Danga Bay waterfront. Luxury positioning, often targeting foreign buyers. Oversupply risk is highest here.
Foreigner Pricing Rules
Foreigners buying in Johor must meet a minimum purchase price of RM1,000,000 for all property types. This effectively limits foreign buyers to:
- Premium condos in JB City Centre, Iskandar Puteri, or Puteri Harbour
- Semi-detached or bungalow houses in upper-market townships
- Commercial property (different minimum thresholds)
The RM1M minimum means most of JB's value segment (RM200K-600K) is inaccessible to foreigners. The exception is Forest City, which has historically offered units to foreign buyers under special zone provisions — but liquidity and resale risks are significant. For the complete foreigner buying process, see our foreigner property guide.
Key Takeaways
- JB is 40-55% cheaper than KL for comparable property types and quality levels
- Highest yields are in Pasir Gudang, Tampoi, and Kulai — low entry, stable industrial rental demand
- RTS-adjacent areas (Bukit Chagar) have the strongest price momentum heading into 2026-2027
- Oversupply remains a concern in Puteri Harbour, Medini, and Forest City — negotiate hard
- RM500K is the sweet spot budget — it accesses JB's best residential neighborhoods
- Landed property in JB offers genuine value compared to other major Malaysian cities — terrace houses at RM400K-650K with land are increasingly rare nationally
For investors specifically evaluating JB for cashflow, our property investment beginner's guide covers the fundamentals, and our property directory includes JB listings pre-screened for positive cashflow potential.