Johor Bahru Property Prices 2026: Prices by Area & Budget

Johor Bahru Property Prices by Area — Data Snapshot

Key numbers: the median asking price for residential property in Johor Bahru is RM 558k (n=647, data as of 8 October 2026). Area medians range from RM 410k in Kulai & Senai to RM 680k in JB City Centre. Median asking PSF ranges from RM 218.55 to RM 585.77.

Median = the middle value of the tracked listings in each area; areas with fewer than 3 usable observations are not given a median. Figures are recomputed from the live listing database on every build — see the methodology section below.

Johor Bahru Property Market Overview 2026

If you are searching for Johor Bahru property for sale, the first question is almost always: what does a home actually cost in each area? Asking prices across Johor Bahru vary widely — from compact condos under RM 300,000 to premium waterfront residences above RM 3 million — and the "right" area depends on your budget, your commute, and whether you are buying to live or to rent out.

This guide breaks down 2026 sale prices area by area, based on hundreds of active Johor Bahru property listings in Gyden Property's database, refreshed daily. Prices shown are asking prices of listings currently on the market, not transacted prices, and are refreshed daily from our listing database.

Here is the big picture from active Gyden Property sale listings:

Johor Bahru's sale market in 2026 continues to be shaped by three forces: the RTS Link rail connection drawing Singapore buyers and commuters, steady infrastructure investment across Iskandar Malaysia, and a widening gap between older resale stock and newly completed high-rise projects.

Read our RTS Link and JB property market guide →

In Gyden Property's current listing database, the areas with the shortest routes to the Causeway, the RTS station, and the Second Link — JB City Centre, Danga Bay, and the Iskandar Puteri corridor — continue to command relatively strong asking prices. However, asking-price data alone should not be treated as evidence of transaction-price growth; it simply reflects what sellers are asking today. Outlying areas such as Masai, Pasir Gudang, and Kulai remain the entry points for budget buyers, with a much wider selection of affordable condos and landed homes.

Throughout this guide, remember that asking prices are a starting point, not a ceiling. Depending on the project, the unit's condition, floor level, and the seller's motivation, negotiated prices can sit below the figures shown here.

Browse today's Johor Bahru properties for sale →

How Gyden Calculates These Prices

To keep this guide transparent and verifiable, here is exactly how the figures are produced:

Source. Every figure on this page comes from the Gyden Property active listing database. As of 8 October 2026 it held 869 active listings, of which 651 were residential sale listings and 647 mapped to the 12 Johor Bahru areas above.

Asking vs transacted. All prices shown are asking (listing) prices — what sellers are currently asking. They are not completed transaction prices and may differ from the eventual sale price.

What is included. A listing is counted when it is an active residential sale listing, has a valid price, and its address maps to one of the 12 areas. Listings whose area cannot be resolved are excluded from the area table.

Median. The median is the middle value when the listings in an area are sorted by price, so it is less affected by unusually cheap or expensive units than an average. Where useful, the middle 50 percent range (25th to 75th percentile) is also shown.

PSF. Median RM per square foot uses only listings with a usable built-up area, so its sample size (psf_n) can be smaller than the price sample size.

Small samples. An area with fewer than 3 usable observations is never given a median — it is shown as "Insufficient sample" or merged into "Other areas".

Updates. Figures are recomputed from the live listing database on every build (daily), and a dated monthly snapshot is archived so future comparisons use a fixed reference point. No trend or year-on-year figures are published until enough dated snapshots exist.

1. Deduplication — Each listing is identified by a unique property code, so duplicate entries are not present in the dataset.
2. Sample size — Areas with fewer than 10 active listings are marked * and treated as limited-sample data. They are shown for reference but are not used for cheapest or most expensive rankings. For very small samples (fewer than 5 listings), percentile ranges are unstable and are shown as "Insufficient sample" rather than a typical range.
3. What this is not — These are asking prices, not transacted or valuation prices. Area differences partly reflect the mix of property types (e.g. a condo-heavy area vs a landed-heavy area), not only location premium.

Sale Prices by Area: The 2026 Price Table

The table below summarises residential asking prices from active Gyden Property listings, grouped by area. The "typical range" shows the middle 50% of listings in each area — a more reliable guide than the absolute minimum and maximum, which are often pulled by exceptional units.

Areas with fewer than 10 active sale listings are shown for reference only and excluded from market rankings; areas with fewer than 5 listings are merged into "Other areas". All figures are asking prices from residential listings on gydenproperty.com. See the methodology section above for how the numbers are calculated.

Condo and apartment asking prices by area

Condos, apartments and serviced residences are the most common listing type in our sale database. Here is how asking prices for high-rise residential units break down by area:

Asking price per sq ft (RM/psf) for condos by area

The median asking price per sq ft is calculated from condo listings with a valid built-up area; listings with anomalous sizes (under 200 sq ft) are excluded.

Area-by-Area Guide to Buying in Johor Bahru

Permas Jaya and Forest City are included in the price table above for reference but are not profiled below; their listing pools are concentrated in a few projects, so the profiles below focus on the areas with the deepest selection.

JB City Centre — most listings, widest choice

Median asking price RM 705k, typical range RM 488k–RM 1.01M, 176 active listings. The urban core around CIQ, City Square, and Mid Valley Southkey has the deepest pool of sale listings in our database. This is the area Singapore-based buyers tend to know best: walkable to the Causeway and closest to the RTS station. Expect a mix of compact condos and serviced residences.

View JB City Centre listings →

Iskandar Puteri — growth corridor with a wide spread

Nusa Perdana apartment — prices & units →

Median asking price RM 685k, typical range RM 480k–RM 1.40M, 117 active listings. Iskandar Puteri (Nusajaya, Medini, Puteri Harbour, Horizon Hills) is a major growth corridor with sustained infrastructure investment — the Second Link, EduCity, Legoland, and the Puteri Harbour waterfront. It offers everything from entry condos to premium residences, which is why its price range is wide.

View Iskandar Puteri listings →

Masai & Seri Alam — the budget entry point

Green Haven — prices & units →

Bayu Puteri 3 — prices & units →

Median asking price RM 420k, typical range RM 360k–RM 570k, 71 active listings. With the lowest reliable median in our data, Masai, Seri Alam, and Taman Rinting offer the most affordable path into the JB market without leaving the metro area. Ideal for first-time buyers and budget-conscious investors targeting rental demand.

View Masai & Seri Alam listings →

Danga Bay — waterfront at a reasonable premium

Bay Point @ Country Garden Danga Bay — prices & units →

Median asking price RM 518k, typical range RM 459k–RM 594k, 39 active listings. Danga Bay condos cluster in a fairly tight range. Buyers here are primarily paying for the waterfront setting and relatively convenient access to central Johor Bahru.

View Danga Bay listings →

Skudai & Tampoi — family neighbourhoods with landed stock

Sri Wangi apartment — prices & units →

Median asking price RM 500k, typical range RM 378k–RM 714k, 71 active listings. Skudai, Tampoi, Bukit Indah, and Kempas mix condos with landed homes, producing a wider typical range. Bukit Indah carries a premium for its established amenities and proximity to the Second Link.

View Skudai & Tampoi listings →

Tebrau & Johor Jaya — established suburbs, steady values

Tebrau City Residences — prices & units →

Median asking price RM 500k, typical range RM 450k–RM 655k, 46 active listings. Tebrau, Johor Jaya, Taman Daya, and Pandan sit on the east side of the city. Good value for families who want landed living near AEON Tebrau City without city-centre prices.

View Tebrau & Johor Jaya listings →

Taman Molek — quiet, well-connected, slightly pricier

Median asking price RM 630k, typical range RM 449k–RM 818k, 20 active listings. Taman Molek's sale listings typically sit a little above the city median, reflecting its central position between the city centre and Tebrau and its mature, quiet environment.

View Taman Molek listings →

Mount Austin — lifestyle hotspot (limited sale stock)

Median asking price RM 410k, typical range RM 368k–RM 754k, 23 active listings. Mount Austin is best known for its dining and entertainment strip and is a popular lifestyle and rental location; sale listings are comparatively limited.

Read our Mount Austin condo guide →

View Mount Austin listings →

Kulai & Senai — landed value further out

Median asking price RM 460k, typical range RM 410k–RM 600k, 13 active listings. Kulai and Senai offer landed homes at prices that would be hard to find closer to the city. They attract families seeking more affordable landed living near the airport corridor.

View Kulai & Senai listings →

Pasir Gudang — industrial town, residential bargains

Median asking price RM 505k, typical range RM 400k–RM 711k, 12 active listings. The 12 active sale listings in our current dataset show a median asking price of RM 505k and a median asking price per sq ft of RM 299. Because the sample is small, these figures should be treated as indicative only.

View Pasir Gudang listings →

What Drives Sale Prices in Johor Bahru

Common factors that can affect asking prices in Johor Bahru include:

1. Property type — Landed homes (terrace, semi-detached, bungalow) generally command a premium over high-rise units in the same neighbourhood, reflecting land value and scarcity.
2. Tenure — Freehold properties typically ask more than leasehold ones, though the gap varies by project and location.
3. Distance to the Causeway / RTS / Second Link — The closer to a Singapore crossing point, the stronger the demand from cross-border buyers and commuters.
4. Development quality and age — Newer, branded developments with full facilities tend to hold their asking prices better than older resale stock, but older units often leave more room for negotiation.
5. Floor, view, and furnishing — High floors, sea or city views, and fully furnished units often ask more than comparable units, depending on the project.

If you are comparing a specific project's resale prices, browse our area pages for listings, or visit any property detail page for full facilities and pricing.

Budget Guide: What Your Money Buys in 2026

Using the price table above, here is a practical read of what each budget band reaches in the current market. Figures are typical asking prices from active listings in our current database.

1. Under RM 400k — Compact condos and apartments in Masai, Seri Alam, Pasir Gudang, and the outer parts of Tebrau. The most realistic entry point for first-time buyers.
2. RM 400k – RM 600k — The heart of the market. JB City Centre condos, Tebrau landed homes, and Mount Austin units all cluster here; this band has the deepest selection in our database.
3. RM 600k – RM 1M — Larger condos and premium projects in Iskandar Puteri, Danga Bay, Taman Molek, and Bukit Indah landed homes.
4. Above RM 1M — Waterfront residences (Danga Bay, Forest City), large landed homes, and the top end of Iskandar Puteri's high-rise stock.

Remember that the purchase price is not the only cost — stamp duty, legal fees, and (for some buyers) state consent fees add to the total. See the next section for a breakdown.

Foreign Buyers: Costs and Rules

As of August 2026, Johor's official land-office guidelines generally set a RM 1 million minimum price for eligible residential property acquired by foreign interests, subject to property type and other conditions. Foreign acquisitions also require approval, and applicable state fees apply. Because these rules can change, buyers should verify the latest requirements with PTG Johor (Pejabat Tanah dan Galian) or their conveyancing lawyer before committing.

On top of the purchase price, budget for the following transaction costs:

1. Stamp duty — Chargeable on the transfer document (MOT) at the scale rates set out in the Stamp Act 1949; rates are tiered and increase with the property value.
2. Legal fees — Conveyancing fees for the purchase and loan agreements, generally based on the Solicitors' Remuneration Order scale.
3. State consent and approval fees — Foreign purchases generally require state approval; a percentage-based approval fee with a minimum per-title amount applies, depending on the property type and location.
4. Disbursements and valuation — Title searches, registration, and bank valuation fees.

Buying in Johor as a foreigner involves a few specific steps beyond the price — from the foreign purchase threshold to state consent and financing.

WhatsApp our team — we will walk you through the current requirements →

Looking for Below-Market Opportunities?

Bank auction properties — locally known as lelong — are an alternative route into the JB market, with reserve prices that can undercut the open market. Auctions carry their own costs and risks, so read our auction guide before bidding, or browse current auction listings.

Read the guide to buying bank auction property in JB →

Browse current bank auction listings →

Frequently Asked Questions

**Q: What is the average property price in Johor Bahru in 2026?**
A: A useful benchmark from our current listing data: the median asking price is RM 558k, with area medians ranging from RM 410k in Kulai & Senai to RM 680k in JB City Centre (647 active residential sale listings across 12 areas, data as of 8 October 2026). Because these are asking prices, actual negotiated prices can differ.

**Q: Which area in Johor Bahru has the highest property prices?**
A: Among the 12 mapped areas, JB City Centre (median asking RM 680k) has the highest median asking price. Areas with too few listings to form a reliable median are excluded from the area table rather than ranked.

**Q: Where is the cheapest area to buy property in Johor Bahru?**
A: Among the 12 mapped areas, Kulai & Senai (median asking RM 410k) has the lowest median asking price. Prices change as new listings are added, so check our live properties for sale page for today's stock.

**Q: What is the median asking price per square foot (PSF) in Johor Bahru?**
A: Using active listings with a usable built-up area, the median asking PSF ranges from RM 218.55 in Kulai & Senai to RM 585.77 in Danga Bay. PSF varies with area, unit size, floor and age — see the by-area PSF table above.

**Q: Are these asking prices or actual transacted prices?**
A: They are asking (listing) prices from active Gyden Property listings, not completed transaction prices. They show what sellers are currently asking in each area and are refreshed daily. For completed-transaction benchmarks, cross-reference NAPIC/JPPH published data and bank valuations.

**Q: What can I buy with RM 500,000 in Johor Bahru?**
A: A RM 500k budget sits in the heart of the market. It reaches compact condos in JB City Centre, units in Tebrau/Johor Jaya and Mount Austin, and some landed homes in Tebrau and Kulai — depending on size, tenure, and condition. It is a realistic budget for a first home or a rental investment in most JB areas except the premium waterfront projects.

**Q: Are Johor Bahru property prices rising in 2026?**
A: Gyden Property's data shows current asking prices for active listings, which on their own are not sufficient to establish market-wide transaction-price growth. What the data does show is that the most connected areas — JB City Centre, Danga Bay, and Iskandar Puteri — continue to command relatively strong asking prices. For trend analysis, cross-reference asking prices with bank valuations, transaction records, and the National Property Information Centre (NAPIC) data.

**Q: Is Johor Bahru property a good investment in 2026?**
A: Many investors are drawn to JB for its rental demand from Singapore commuters and students, supported by the RTS Link and ongoing development in Iskandar Puteri. Whether a specific property is a good investment depends on purchase price, rental yield, and holding costs — compare asking prices against achievable rents in the same area before committing. Our rental market report breaks down rents by area.

**Q: Can foreigners buy property in Johor Bahru?**
A: Yes — foreign nationals may purchase residential property in Johor, subject to a minimum purchase price that applies to foreign buyers (currently RM 1 million for most eligible residential property, per Johor's land-office guidelines) and to state consent approval. Requirements depend on the property type, location, and current policy, and may change. Verify the latest requirements with a licensed lawyer or the state land office before proceeding.

**Q: What are the additional costs when buying property in Johor Bahru?**
A: Beyond the asking price, budget for stamp duty on the transfer document (under the Stamp Act scale rates), legal fees (under the Solicitors' Remuneration Order), state consent fees for foreign buyers, and disbursements such as title searches and valuation. As a rough planning guide these can add up to several percent of the purchase price, depending on the property value and your buyer status.

Explore Actual JB Listings on Gyden Property

This guide is based on real listings in Gyden Property's database, refreshed daily from our in-house sheet. If you are ready to look at actual properties, here is the fastest route:

1. Browse today's Johor Bahru properties for sale — filter by area, price, type, and bedrooms.
2. Shortlist the units that fit your budget.
3. WhatsApp us — our team will arrange viewings and answer your questions.

Browse today's Johor Bahru properties for sale →

Looking to rent instead? See our JB properties for rent and the JB condo rental guide.

Browse JB properties for rent →

Read the JB condo rental guide →

Disclaimer: Prices shown in this guide are asking prices from active listings on gydenproperty.com, refreshed daily from our listing database, and are provided for general information only. They are not valuations and do not constitute financial, legal, or investment advice. Property prices, policies (including foreign ownership thresholds and state consent requirements), stamp duty rates, and lending policies are subject to change — always verify the latest information with the relevant authorities, a licensed lawyer, or a qualified financial adviser before making any decision.